Mount
Moreland
Motivation for
Rezoning
11 August 2009
Mount Moreland Motivation for Rezoning
August 2009
Motivation for Rezoning Mount Moreland
Contents 1 INTRODUCTION AND SUMMARY ...... 1 1.1 The Applicant ...... 1 1.2 The Application Site ...... 1 1.3 Current Zoning ...... 1 1.4 The Proposal ...... 2 1.5 Purpose of the Rezoning ...... 2 1.6 The Owners ...... 2 1.7 Current Use ...... 2 1.8 Purpose of this Motivation and outline of report ...... 2 1.9 Consultation ...... 3 2 HISTORY TO THE DEVELOPMENT OF MOUNT MORELAND AND BACKGROUND TO THIS APPLICATION ...... 4 3 THE APPLICATION AREA ...... 6 3.1 Locality ...... 6 3.2 Access ...... 8 3.3 Ownership ...... 9 3.4 Cadastral Description & Extent ...... 9 3.5 Existing Zoning, Land Use and Population ...... 9 3.6 Infrastructure Servicing ...... 9 3.7 Future Development Considerations ...... 12 4 THE DEVELOPMENTAL PROPOSAL ...... 17 4.1 Development Area under Consideration ...... 18 4.2 Proposed Zoning ...... 18 4.3 Access and Traffic Proposals ...... 37 4.4 Engineering Requirements ...... 40 4.5 Environmental Proposals ...... 41 5 PLANNING MOTIVATION IN SUPPORT OF APPLICATION ...... 42 5.1 Need for Rezoning ...... 42 5.2 Desirability of Rezoning Proposals ...... 42 6 CONCLUSION ...... 44 ANNEXURE A: RECORD OF COMMUNITY CONSULTATION ...... 45 ANNEXURE B: PROPOSED ZONING OF EACH ERF ...... 46 ANNEXURE C: LIST OF TITLE DEEDS AND S.G. DIAGRAMS ...... 54
LIST OF TABLES
Table 1: Areas under consideration for rezoning ...... 18 Table 2: Properties proposed to be subject to a Split Zoning of Conservation and Mixed Use, Conservation and Undetermined and Conservation Only ...... 20 Table 3: Properties proposed to be Zoned Conservation and acquired by the Municipality for Conservation Purposes ...... 23 Table 4: Potential Development Yields ...... 24 Table 5: Potential Land Use Split ...... 24 Table 6: Proposed Scheme Tables ...... 25
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Motivation for Rezoning Mount Moreland
LIST OF FIGURES
Figure 1: Area expunged and included into Umhlanga Town Planning Scheme No. 1 in course of preparation and the subject of this Rezoning Application ...... 1 Figure 2: Location of Mount Moreland in relation to Durban CBD ...... 6 Figure 3: Location of Mount Moreland in relation to the new International Airport ...... 7 Figure 4: Current Access to Mount Moreland ...... 8 Figure 5: Existing Land Use ...... 11 Figure 6: Development Considerations ...... 14 Figure 7: Natural Environmental Considerations ...... 15 Figure 8: New International Airport Averaged Day- Night Noise Contours ...... 16 Figure 9: Mount Moreland Proposed Zoning ...... 19 Figure 10: Mount Moreland Proposed Heights ...... 34 Figure 11: Mount Moreland Proposed FAR ...... 35 Figure 12: Mount Moreland Proposed Coverage ...... 36 Figure 13: Access Proposals ...... 38 Figure 14: 20m Road Cross Section ...... 39 Figure 15: 30m Road Cross Section ...... 39
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Motivation for Rezoning Mount Moreland
1 INTRODUCTION AND SUMMARY
1.1 The Applicant
The application is submitted by the eThekwini Municipality in terms of Section 47 of the Town Planning Ordinance, Ordinance No. 27 of 1949, as amended.
1.2 The Application Site
The application site is the township, known as Mount Moreland comprising 157 residential sites and 2 park sites, located north of Durban near the southern border of the new International Airport ( Figure 1).
Figure 1: Area expunged and included into Umhlanga Town Planning Scheme No. 1 in course of preparation and the subject of this Rezoning Application
1.3 Current Zoning
The area is zoned “Agricultural” with a residential land use, as provided under Part 5 of the Development Service Board Regulations. The area was administered by the erstwhile Development and Services Board through Part 5 of the Development and Services Board
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Motivation for Rezoning Mount Moreland
Regulations and associated Scheme maps. At a meeting of the Economic Development and Planning Committee of the eThekwini Municipality held on 17 July 2008 it was resolved that the Mount Moreland area be expunged and included in the Umhlanga Town Planning Scheme No. 1 in course of preparation. The Development and Services Board Regulations are still applicable pending the successful rezoning of the area in terms of the above mentioned scheme.
1.4 The Proposal
The proposal is to • Rezone the area described as Mount Moreland from “Agriculture with a residential use” to “Mixed Use: ezinkonjaneni (Place of the Swallows)”, Conservation and Undetermined. • To amend the Umhlanga Town Planning Scheme No.1 to include the following new Zones to facilitate this rezoning: - Mixed Use: ezinkonjaneni (Place of the Swallows) A, B, C, D and E - Conservation
1.5 Purpose of the Rezoning
The purpose of the proposed rezoning is to permit the development of land uses that are more compatible with the adjacent airport use to • mitigate noise impacts from the new airport on an existing residential area • create value for current residents by enhancing the development opportunities of the existing sites • provide opportunity for complimentary development opportunities on land adjacent to the airport site to support the development of the airport and thereby contribute to economic growth
1.6 The Owners
The area has multiple owners as listed in Annexure B and C.
1.7 Current Use
The predominant land use in the application site is residential with limited sugar cane farming and market gardening.
1.8 Purpose of this Motivation and outline of report
The purpose of this report is to provide the motivation for the rezoning of the application site to a use compatible with the new international airport located to the north of the settlement
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Motivation for Rezoning Mount Moreland and an amendment to the Umhlanga Town Planning Scheme No. 1 to include the Mixed Use: ezinkonjaneni (Place of the Swallows) A to E and Conservation zones.
The report is structured as follows: • Section 1: Introduction and a summary of the application; • Section 2: History of the development of Mount Moreland and background to this application; • Section 3: Information on the application area; • Section 4: The proposal; • Section 5: The motivation for the change of use – need and desirability • Section 6: Conclusion
This motivation has been prepared in conjunction with a Precinct Plan for Mount Moreland (TPI and R Hansmann, July 2009) which should be used to guide future development in the area. The motivation is supported by a number of specialist studies which provide important supporting information for this application: • Mount Moreland Rezoning: Report on the Results of the Future Land Use Survey, October 2008 • Traffic Impact Assessment for the Proposed Block Rezoning of Mount Moreland, Aurecon July 2009 • Status Quo Report for Civil Engineering Services and Infrastructure at Mount Moreland June 2008 • Report for Civil Engineering Services and Infrastructure at Mount Moreland, Virtual Consulting Engineers, July 2009 • Environmental Assessment of the Proposed Rezoning of Mount Moreland, Institute of Natural Resources, July 2009
1.9 Consultation
The TPI team was appointed to develop proposals and prepare the documentation for this rezoning in July 2008. In the process of preparing the proposal the local community has been consulted on a number of occasions as listed in Annexure A. This consultation included regular meetings with the Residents and Ratepayers Association and the Lake Victoria Conservancy and 4 meetings to which all community members were invited held on 2 April 2008, 29 July 2008, 4 February 2009 and ....August 2009. A survey of the community was also undertaken in August 2008 to establish community views on alternative land uses for the area.
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Motivation for Rezoning Mount Moreland
2 HISTORY TO THE DEVELOPMENT OF MOUNT MORELAND AND BACKGROUND TO THIS APPLICATION
Mt. Moreland was established in 1850 by a group of Byrne settlers dissatisfied with land officially allocated to them. After initial settlement of one house and a church, no significant development occurred until 1978. Development in the area grew substantially after 1989. The area was proclaimed a Development Area in 1977 via proclamation No. 183 of 1977 and was administered by the Development Services Board until it was incorporated into the Northern entity of the Durban Metropolitan area and ultimately the eThekwini Municipality.
According to the Surveyor General Diagram originally prepared in 1935, Mt. Moreland was laid out with 137 lots and 22 larger lots probably set aside for market gardening, as well as Lake Victoria and a Marsh area. Several subdivisions of the original properties have subsequently taken place. An analysis of aerial photography illustrates that there were a few houses in Mt Moreland in 1973 when the airport site was being levelled. By 1994 there were 48 houses in Mt Moreland and a count from recent aerial photographs indicates that there are now 92 houses.
The new international airport was first mooted for development in the 1960’s and earthworks for its development were undertaken in the 1970’s. Development was then put on hold until the 1990’s. The site was now within the Northern Operational Entity of the eThekwini Municipality and an application to rezone the site to “Special Zone 10 (Airport)” and “Undetermined” to cater for future airport expansion was made in 1997/98. The Mount Moreland residents appealed against the rezoning. The appeal was overturned and the rezoning approved. However, the then Town and Regional Planning Commission (now Provincial Planning and Development Commission) suggested that Mount Moreland may not be suitable for residential purposes once the airport is operational and may need to be rezoned. In terms of a Section 48 Order invoked through the Natal Town Planning Ordinance, Ordinance No. 27 of 1949 as amended, in a letter to the Municipality dated 21 January 1998 the Town and Regional Planning Commission (now the Provincial Planning and Development Commission) directed the Municipality to rezone the area to a suitable special zone that would admit the use of airport warehousing, this zoning to become effective one year after the awarding of the last contract that would permit the airport to become operational.. The Municipality appealed against this order on the grounds that it is not the responsibility of the Local Authority to rezone the area and that the residents have not been afforded an adequate opportunity to express their views on what they would prefer the zoning of the area to be. The Appeal has subsequently been withdrawn.
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Motivation for Rezoning Mount Moreland
The development of the airport gained impetus as the Dube TradePort project, initiated by the Department of Economic Development (KwaZulu-Natal). The KwaZulu-Natal Cabinet committed itself in 2001 to supporting the relocation of Durban International Airport to La Mercy and to developing the Dube TradePort, which would incorporate the international airport. South Africa’s National Cabinet decided in 2002 to proceed with the implementation of the Dube TradePort and the relocated International Airport.
In 2005 an Environmental Impact Assessment (EIA) for the development of the airport and supporting use, known as the Dube TradePort was initiated. Within this process the potential impact of noise from the new airport on Mount Moreland was identified. The EIA process concluded that “Whilst there are numerous examples of residential settlements in South Africa and internationally as close to an airport if not closer (including settlements around the current Durban International Airport) than Mt. Moreland to the proposed site, it has been established that the settlement falls within the 55 LRdn where, according to the SANS guidelines 10103 of 2004, no member of the community should be required to reside in areas where the equivalent continuous day/night rating levels exceed 55 L Rdn . Furthermore the Valuation report ...... has noted that this area is likely to experience a drop in residential value if the airport is developed. It is therefore recommended that one of the primary mitigation measures should be to allow the area to be rezoned to a more suitable use. This will not only improve the land use compatibility of the area with the proposed development but should allow current residents to sell their properties for an equivalent, if not higher, value should they wish to move...... Discussions with the eThekwini Development Planning Department have confirmed that they would be willing to consider a rezoning from residential to a more compatible land use” (Specialist Planning Report of the EIA, INR 2007).
The Record of Decision giving authorisation to the development was issued on 23 August 2007 and a revised ROD was issued on 29 October 2008. On the basis of the recommendations contained in the EIA it was agreed that the rezoning should be pursued. The Dube TradePort Co., ACSA and Tongaat-Hulett Development agreed to jointly fund the preparation of the application documents and the Municipality would submit the application on the basis that it would be acting in the public good.
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Motivation for Rezoning Mount Moreland
3 THE APPLICATION AREA
3.1 Locality
Mount Moreland is located approximately 30 kilometres north of the Durban CBD (Figure 2), just to the south of the new International Airport and approximately 4km inland from Umdloti (Figure 3).
Figure 2: Location of Mount Moreland in relation to Durban CBD
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Motivation for Rezoning Mount Moreland
Figure 3: Location of Mount Moreland in relation to the new International Airport
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Motivation for Rezoning Mount Moreland
3.2 Access
The main access to the settlement is from the N2 Umdloti interchange via the M27 and then the P99/D575 which is a gravel road that crosses a low lying single lane bridge over the Umdloti River before climbing up to the settlement. Alternate access can also be gained along the P99 from the R102 to the west. This is also a gravel road (Figure 4).
Figure 4: Current Access to Mount Moreland
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Motivation for Rezoning Mount Moreland
3.3 Ownership
There are multiple private owners in Mount Moreland as listed in Appendix C.
3.4 Cadastral Description & Extent
Mount Moreland covers 49.7 hectares, with a total of 180 erven subject to this rezoning application. A map is provided and cadastral descriptions are listed in Appendix B and C.
3.5 Existing Zoning, Land Use and Population
Mount Moreland was zoned as Agricultural with a residential land use, as provided under Part 5 of the Development Service Board Regulations. This zoning was carried forward into the Umhlanga Town Planning Scheme No. 1 in course of preparation when the area was expunged. The existing controls for the area relate to the sanitation services levels provided, which consist of septic tanks. This service level permits a coverage of 25% and a FAR of 0.25. Should service levels be upgraded to off-site sanitation then a higher coverage of 35% and FAR of 0.35 would be permitted.
The predominant land use within Mount Moreland is residential, with some agriculture (sugar cane farming) taking place in the surrounding areas. To the west of the settlement is Lake Victoria, a wetland that functions as a Barn Swallow roosting site in summer and to the east is a wetland known as Froggy Pond. Figure 5 illustrates existing land use.
Of the 156 residential sites in Mount Moreland, 92 have been developed. Assuming 3 persons per dwelling unit the estimated population living in Mount Moreland is 276 people.
3.6 Infrastructure Servicing
Current servicing levels were assessed in a report compiled by Virtual Consulting “Status Quo Report For: Civil Engineering Services and Infrastructure at Mount Moreland, June 2008. The findings were as follows: • The general condition of the roads within Mount Moreland is reasonable. All roads are within 20 metre road reserves with a 4 metre paved surface. The visual assessment indicated that roads serve the current needs of Mount Moreland, however certain areas require maintenance. There is a single point of access to Mount Moreland via a gravel road and low level bridge. The access road requires improvements. The DTP support zone development allows for a future road link to Mount Moreland. While the roads have been constructed to a standard lower than the current municipal standards, the road reserve widths are sufficient to enable the roads to be upgraded where necessary.
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Motivation for Rezoning Mount Moreland
• The existing stormwater arrangement works adequately. While there is no piped road drainage network, the combination of narrow pavement widths and grassed verges sufficiently manage current stormwater flows. Upgrading of the stormwater management system would be required to facilitate further development. • Potable water is obtained from the La Mercy reservoir. The water reticulation infrastructure is aged and needs repair or replacement. A new bulk supply reservoir is to be constructed by the eThekwini Municipality in conjunction with the new airport development. This will have sufficient capacity to supply the airport and adjacent areas and will be upgradeable once demand increases. Bulk mains from this reservoir are under construction to the support zone adjacent to Mount Moreland. The design includes for a 200mm diameter spur that will allow for a future link to Mount Moreland. The eThekwini Municipality have an ongoing programme of water reticulation upgrades and the Water Department have confirmed that Mount Moreland is included in the scope of work, however, dates have not been set for the upgrade programme in this area. • Mount Moreland does not have a water-borne sewerage system. The residential plots are served by private septic tank / soakaway systems. There is no bulk sewer infrastructure at present, but a new STW is being planned by eThekwini Municipality and a new trunk main is being planned by DTP that will accommodate the needs of Mount Moreland. • The current 11kV electricity supply is from the Umdloti large substation. Future supply can be from either the new substation on the airport site or the existing Umdloti substation. • Telecommunications infrastructure for all major fixed and wireless providers is being provided for the airport development. Coverage can readily be extended to Mount Moreland. • The eThekwini Municipality supplies a solid refuse removal service to the area. • A postal service is supplied to the area.
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Motivation for Rezoning Mount Moreland
Figure 5: Existing Land Use
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Motivation for Rezoning Mount Moreland
3.7 Future Development Considerations
• Topography The settlement sits on 2 hill tops almost surrounded by wetlands (Figure 6). This provides a unique opportunity for organising future development around the hill tops, views of the hinterland, river valleys and the wetlands. Access is however, constrained to two points one from the north and one to the south which limits the development potential of the area. • Servicing levels Current servicing levels are adequate for residential development, however, redevelopment of the area will require the upgrading of services and improved access. • Green Environment The green environment (wetlands, fauna and flora including the swallow roosting site, river valleys, vegetated areas) provides a number of valuable assets which offer significant opportunities that can enhance the character of the area. The area must however, be appropriately planned and managed to minimise and mitigate impact on the natural environment. An environmental assessment of the area was undertaken by INR as part of the planning process to prepare the rezoning documents. This assessment took into account floodlines, drainage lines, the eThekwini Municipality Environmental Management System and an assessment of rivers, wetlands, fauna and flora. Using a scientific method buffers to protect and enhance the wetlands and habitat of important species were determined. This analysis has been used in the preparation of the rezoning proposals. The areas where development ought to be restricted or managed are illustrated in Figure 7. • Noise
Mount Moreland West falls within the 50-55 L Rdn and Mount Moreland east falls within the direct flight path of runway 1 at the new international airport and within the 55- 60
LRdn noise contour (Figure 8) where according to the SANS guidelines 10103 as a general guideline, no member of the community should be required to reside in areas where
the equivalent continuous day/night rating levels exceed 55 L Rdn . Future development will be required to take the potential impact of noise into account. • Restrictive Conditions of Title The properties within Mount Moreland are subject to a number of restrictive Conditions of Title. Those which are of concern for rezoning the area i.e. limitation of development for residential proposes, one dwelling per site and restrictions on
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Motivation for Rezoning Mount Moreland
building materials have however been deleted by the KwaZulu-Natal Planning and Development Act, 2008 (Act No. 6 of 2009)Act with effect from 1 March 2009 [section 60(4) read with item 3 of Schedule 5].
“These conditions of title have been deleted because there are sufficient other legal instruments which regulate the same subject matter, for example the National Building Regulations and Building Standards Act, 1977 (Act No. 103 of 1977), schemes and municipal by-laws. Conditions of title which are deleted by the Act must be in favour of the Administrator, Premier, a MEC or the general public and must prohibit the subdivision of land, restrict the use of a property to one dwelling house, restrict the use of land to residential purposes, prohibit the use of certain building materials for the erection of buildings or require the submission of building plans.” (Extract from Guideline on the Alteration, Suspension and Deletion of Restrictive Conditions in Terms of the Kwazulu-Natal Planning and Development Act, 2008 (Act No. 6 Of 2008) prepared by G. Roos March 2009, Legal Services KZNLGTA)
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Motivation for Rezoning Mount Moreland
Figure 6: Development Considerations
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Motivation for Rezoning Mount Moreland
Figure 7: Natural Environmental Considerations
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Motivation for Rezoning Mount Moreland
Figure 8: New International Airport Averaged Day- Night Noise Contours
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Motivation for Rezoning Mount Moreland
4 THE DEVELOPMENTAL PROPOSAL
As indicated in the Precinct Plan prepared for the area it is proposed that the area be rezoned to facilitate the redevelopment of the area as follows: • An Urban Eco-village with a strong link to the green environment within which it is located, maximising opportunities the opportunities that exist – views, swallows, biking, etc. • Supporting and linked to Support Precinct 1 on the airport site with strong public transport links to the airport • Mixed use including some hospitality, residential and office • Organised around two hill tops • Higher densities around hilltop public space
Due to the location of the new international airport, it is argued that the land use in Mount Moreland needs to adapt to the potential impact of it both in terms of noise and an increased demand for development around the airport that is likely to emerge. The airport will create markets not necessarily catered for on site. It is envisaged that some form of short and medium term hotel/ bed and breakfast accommodation will need to be provided both for tourists/ business people coming into the area, as well as those actually involved in air travel who would frequently come to the airport (such as pilots and air hostesses). Furthermore, longer term residential amenity would need to be supplied to provide housing for those working in and around the Dube TradePort. This would not be accommodated on the airport site due to higher land values and noise impact. There is also likely to be a demand for office space and conference/meeting and other business and travel support facilities that does not need to be in close proximity to the airport i.e. within the Support Precincts, but which will be benefit from good proximity to the airport. The survey of existing residents indicated that 40% of those interviewed wished to remain in the area indicating an ongoing need for residential options in the area. There was also support for a mixed use type of redevelopment with 57% of those wishing to stay in the area wanting to use their properties for both business and residential purposes (Mount Moreland Rezoning: Report on the Results of the Future Land Use Survey, October 2008).
The proposed development concept as explained in the precinct plan can be described as consisting of two related nodes, Mount Moreland West and Mount Moreland East. Mount Moreland West, closest to the airport, would have the northern park as its focal point with a higher order and intensity of uses around the focal point and would provide a mix of uses
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Motivation for Rezoning Mount Moreland supporting the airport development e.g. shops, hotels, conference and meeting facilities and restaurants to cater for people working at the airport and passengers. Mount Moreland East would have the southern park as its focal point with a lower intensity of development, offering amenity for medium and long term stay in Bed and Breakfasts, Boutique Hotels, and maximising tourist and leisure activities relating to Barn Swallow watching. Accommodation, offices and residential development would be accommodated in the rest of the settlement.
4.1 Development Area under Consideration
The portion of Mount Moreland suitable for development/redevelopment purposes is contained within the existing cadastral layout of Mount Moreland. Development may be extended in one area but is largely constrained to the existing layout by environmental considerations. Additional development opportunities and those beyond the rezoning boundary being considered in this application are discussed more fully in the Precinct Plan for the Mount Moreland Area. The area under consideration for rezoning is as follows:
Table 1: Areas under consideration for rezoning
Use Area (m 2) Area (H ectares ) % of Total Current residential sites 417 810 m 2 42 ha 26 % (vacant and developed) Agricultural use 683 975 m 2 68 ha 42 % Open Space 524 819 m 2 52 ha 32 % Total 1 626 604 m 2 16 2 ha 100 %
4.2 Proposed Zoning
In line with the necessity to rezone Mount Moreland due to the new airport it is proposed that the zoning of the area be changed to a mixed use zone with differing built form controls for specific areas, with a conservation zone applied to significant areas of environmental sensitivity and an undetermined zone over existing agricultural use.
The mixed use zoning should accommodate various building typologies (relating to density, height, building lines, side and rear spaces), and has thus been named Mixed Use: ezinkonjaneni (Place of the Swallows) A - E (Figure 9 and Table 6).
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Motivation for Rezoning Mount Moreland
Figure 9: Mount Moreland Proposed Zoning
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Motivation for Rezoning Mount Moreland
The proposed zoning would take into account the environmental amenity and constraints of the area. As such, the riverine habitats, as well as the wetlands and important habitat for endangered species will be protected and emphasised as key aspects of the future development of Mount Moreland. To achieve this it is proposed that the wetland areas are zoned for “Conservation” purposes and that a split Conservation Zone along with the related Mixed Use Zone be declared over portions of properties that already have development rights but which need to be protected to maximise opportunities for environmental sustainability of the wetlands and significant habitats. No development will be allowed within the environmentally sensitive portion of the split zone, however, residents will be able to apply for a rates rebate for these portions of their properties. The delineation of the Conservation Zone has been based on the buffers determined in the environmental assessment and an analysis of existing development rights and existing development. It is noted that the land owners of the wetland areas (i.e. TH and ACSA) have consented to the areas being zoned for Conservation purposes on the basis that these areas may be deemed as offsets for development in other areas that may impact on wetlands in a ratio that is to be determined. Thirty-nine sites that are currently used for residential purposes are proposed to be subject to a split zone i.e. Mixed Use and Conservation Zone, which will cover an area of approximately 33 hectares. The affected properties are listed in Table 2.
Table 2: Properties proposed to be subject to a Split Zoning of Conservation and Mixed Use, Conservation and Undetermined and Conservation Only
Por - Re P Street Street Erf tion m ar no. name Owner Area m 2 Proposed Zone Tongaat Hullett Mixed Use E and 27 2 48 Bond Group Limited 4 046 Conservation Moreland Mixed Use E and Development PTY Conservation 27 1 19 High LTD 4 049 Gerhard Mixed Use E and 27 4 17 High Kellerman 4 046 Conservation Mixed Use E and 28 15 High Ian Jowett 4 046 Conservation David Charles Mixed Use E and 29 11 High Barske 4 046 Conservation Jason Prior Mixed Use E and 30 9 High Pratsch 4 083 Conservation Richard John Mixed Use E and 45 31 Bond Gaylord 4 046 Conservation Robin Arthur Mixed Use E and 46 29 Bond Johnson 4 047 Conservation
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Motivation for Rezoning Mount Moreland
Por - Re P Street Street Erf tion m ar no. name Owner Area m 2 Proposed Zone Zululand Sugar Mixed Use E and 56 15 Agnes Miller Limited 4 047 Conservation Zululand Sugar Mixed Use E and 57 17 Agnes Miller Limited 4 047 Conservation The Tongaat - Mixed Use E and Hulett Group Conservation 58 19 Agnes Limited 4 047 The Tongaat - Mixed Use E and Hulett Group Conservation 59 21 Agnes Limited 4 047 Kenneth Brett Mixed Use E and 60 23 Agnes Matthew 4 050 Conservation Mixed Use E and 69 14 Agnes Mark Milne Gilroy 4 094 Conservation Kumlucky Farm Mixed Use E and (Proprietary) Conservation 70 16 Agnes Limited 4 047 Mixed Use E and 71 1 18 Agnes Prudence Barlase 4 392 Conservation Brett Frederick Mixed Use E and 71 2 20 Agnes Wilkinson 5 066 Conservation Mixed Use E and 71 R 22 Agnes Prudence Borlase 6 135 Conservation Brett Frederick Mixed U se E and 79 5 Alfred Wilkinson 3 960 Conservation Mixed Use E and 80 3 Alfred Warren Yunnie 4 122 Conservation Mixed Use E and 82 4 Bond Ray van der Poll 4 293 Conservation Gerald Allan Mixed Use B and 84 8 Bond Beales 4 047 Conservation Merlind ren Mixed Use B and 85 10 Bond Govender 4 047 Conservation Mixed Use B and 86 12 Bond Colin Bentley 4 046 Conservation Russell McKenzi Mixed Use B and 91 15 Bond Currie Brayshaw 4 047 Conservation Tongaat Properties Mixed Use B and 92 11 Bond (Pty)Limited 4 046 Conservation Bernhard Meil Mixed Use B and 93 9 Bond Josef Manock 4 047 Conservation Kumlucky Farm Mixed Use E and (Proprietary) Conservation 94 7 Bond Limited 4 046 Masinga Family Mixed Use E and 95 5 Bond Trust 4 046 Conservation
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Motivation for Rezoning Mount Moreland
Por - Re P Street Street Erf tion m ar no. name Owner Area m 2 Proposed Zone Masinga Family Mixed Use E and 96 3 Bond Trust 4 047 Conservation Adrian Michael Mixed Use B and 134 15 Charles Smith 1 684 Conservation Annamarie du Mixed Use B and 135 11 Charles Plessis 1 684 Conservation Mixed Use B and 136 9 Charles Neil John Rens 1 684 Conservation William John Mixed Use E and 137 7 Charles Pillinger 1 684 Conservation Mixed Use E and 138 5 Charles Wayne Pontus 1 684 Conservation Mixed Use E and 139 3 Charles Warren Yunnie 1 684 Conservation Roy Anthony Mixed Use E and 140 1 Charles Sember 1 701 Conservation Moreland Mixed Use E and 144 40 Bond Gardens 16 222 Conservation Moreland Mixed Use E and 144 40 Bond Gardens 16 222 Conservation Total 169 424
Erf Portion Owner Area m2 Proposed Zone 71 3 ACSA 7 458.70 Conservation 141 ACSA 173 316.00 Conservation TOTAL 180 774.70 2 TH 151 568.48 Conservation and Undetermined 4 TH 54 616.16 Conservation and Undetermined 5 TH 27 653.03 Conservation and Undetermined 6 TH 35 741.26 Conservation and Undetermined 7 TH 18 512.50 Conservation and Undetermined 15 TH 24 185.10 Conservation and Undetermined 17 TH 21 104.98 Conservation and Undetermined 18 TH 24 293.99 Conservation and Undetermined 20 TH 26 821.30 Conservation and Undetermined 20 1 TH 154 291.78 Conservation and Undetermined TOTAL 538 788.58 14 TH 27 076.00 Conservation Wetland Conservation surrounding 14 TH 401 780.94 TOTAL 428 856.94
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Motivation for Rezoning Mount Moreland
To achieve the required environmental system it is also proposed that certain sites are acquired by the eThekwini Municipality and zoned for “Conservation” purposes as listed in Table 3.
Table 3: Properties proposed to be Zoned Conservation and acquired by the Municipality for Conservation Purposes Proposed Port Street Street Site Area Existing Municipal Erf ion number name Owner m2 Building Buy-out 1 71 3 Agnes ACSA 7 459 Vacant Yes 2 98 Church TH 4 051 Vacant Yes 3 97 Church TH 2 190 Vacant Yes George Herbert Vacant Yes 4 87 3 2B Church Rossiter 3 345 George Herbert Vacant Yes 5 87 2 2A Church Rossiter 2 820 6 52 1 Church Pierre Jevon 3 236 Vacant Yes 7 53 18 Church Eugene Maree 4 887 Vacant Yes 8 54 Church TH 6 413 Vacant Yes Total 34 401
The rezoning proposal will result in the overall intensity of use within the area increasing. Proposed maximum heights ( Figure 10 ) have been designed to promote a sense of place around the urban parks and to create a street boulevard. Thus, the highest buildings are proposed to occur along the main spine (generally 3 stories) and around the two public parks (4 stories on the bigger park to the north-west and 3 stories on the smaller park to the south-east). These heights drop as one moves away from these points to heights of 2 stories in the rest of the area and the interfaces with the open space system.
The proposed Floor Area Ratio range is set out in Table 6: Proposed Scheme Tables and limited to a maximum of 1 as illustrated in Figure 11 . Proposed coverage is illustrated in Figure 12 . The denser land uses are proposed to occur around the parks and along the spine. This will help to create a sense of place within these areas.
The proposed Zonings have the potential to generate the following development yield:
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Motivation for Rezoning Mount Moreland
Table 4: Potential Development Yields
Coverage Site Area Floor Area FAR % Height m2 m2 Undetermined 0.0 0 0 683 975 0 Mixed Use A - Sites fronting onto urban place north 1.0 40 4 56 657 56 657 Mixed Use B - sites fronting onto urban place south and parts of main road 1.0 40 3 59 995 59 995 Mixed Use C - urban place north 0.8 20 4 16 192 12 954 Mixed Use D - urban place south 0.6 20 3 10817 6490.6 Mixed Use E - remainder of area 0.7 35 2 253 238 177 267 Proposed Mixed Use E 0.7 35 2 22 662 15 863 Conservation 0.0 0 0 545 730 0 Total 1 649 266 329 226
Table 5: Potential Land Use Split
Building Commerc floor area Office ial / Retail Hotel Residential m2 25% 5% 20% 50% Current floor area estimate 90 000 0 0 0 90 000 Potenti al floor area under current zoning 204 000 0 0 0 204 000
proposed by 2030 329 226 82 307 16 461 65 845 164 613
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Motivation for Rezoning Mount Moreland
The proposed zoning of the area is outlined in the following Scheme Tables.
Table 6: Proposed Scheme Tables
LAND USE ZONE: MIXED USE MOUNT MORELAND - EZINKONJANENI (Place of the swallows) – A TO F INTENTION COLOUR PRIMARY USE LAND USE PERMITTED BY PURPOSE FOR WHICH LAND MAY SPECIAL CONSENT NOT BE USED AND WHICH BUILDINGS MAY NOT BE ERECTED AND USED • The Mount Moreland Mixed Use Zone is intended to Blue • Art Gallery • Agricultural Activity • Caravan Park facilitate a vibrant mixed use area • Arts And Craft • Agricultural Building • Cemetery - That allows for the development of a range of Workshop • Agricultural Land • Children’s Home complimentary land uses including residential, • Bed & Breakfast • Base • Commercial Workshop business, offices, civic and social uses that have been Establishment Telecommunication • Container Depot designed to take account of potential noise from the • Boarding House and Transmission • Correctional Facility nearby airport • Canteen Station • Crematorium - Fully linked to the support precinct 1 on the airport site • Childminder Service • Bottle Store • Extractive Industry that • Clinic • Builders Yard • Frail Care Centre Is focused around the urban spaces and the main - • Conference Facility • Business Park • Funeral Parlour boulevard and • Conservancy • Car Wash • General Industry - Maximises the environmental opportunities associated • Convenience Shop • Casino • Hospital with the wetlands, fauna, flora and views • Convention Centre • Cellular Mast • Industrial Hive
• Cottage Industry • Communication Tower • Light Industry • Crèche • Crèche • Mobile Home • Dwelling House With • Game Reserve • Mobile Home Park Ancillary Unit • Garage or Petrol • Mortuary • Educational Building Filling Station • Quarantine Area • Exhibition Centre • Institution • Restricted Building • Fast Food Outlet • Nature Reserve • Retirement Centre • Flea Market • Service Industry • Special Industry • Guest House • Sports Bar • Undertaker Establishment • Tavern • Health Club • Totalizer
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Motivation for Rezoning Mount Moreland
LAND USE ZONE: MIXED USE MOUNT MORELAND - EZINKONJANENI (Place of the swallows) – A TO F INTENTION COLOUR PRIMARY USE LAND USE PERMITTED BY PURPOSE FOR WHICH LAND MAY SPECIAL CONSENT NOT BE USED AND WHICH BUILDINGS MAY NOT BE ERECTED AND USED • Home Business • Warehouse • Home Business • Wholesale Shop • Hotel • Laundrette • Medium Density Housing • Office Building – General; Medical; Professional • Office Park • Parking Garage • Place Of Entertainment • Place Of Public Amusement • Place Of Public Assembly (Including Place Of Worship) • Place Of Worship • Private Open Space • Professional Office • Public Office • Public Open Space • Recreational Use • Residential Building • Restaurant • Shop • Tea Garden
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Motivation for Rezoning Mount Moreland
DEVELOPMENT PARAMETERS: DENSITY MIXED USE A- Sites fronting onto urban place north BUILDING BUILDING SPACES No. OF MINIMUM HEIGHT COVERAGE FAR PARKING PRIVATE ADDITIONAL CONTROLS LINES UNITS/HA LOT SIZE OPEN SPACE STREET SIDE REAR • All development shall be 5m on Bond N/A 4 40% 1 In terms of No less than substantially in Street with Clause 6.5 of 25% of the accordance with the 20m reserve. the Scheme site shall Precinct Plan prepared Nil once road have a for the Mount Moreland is upgraded permeable area as amended from to 30m. surface and time to time. Rest 7,5m include • A Site Development Plan landscaping. is required for MIXED USE B- sites fronting onto urban place south and parts of main road consideration of each BUILDING BUILDING SPACES No. OF MINIMUM HEIGHT COVERAGE FAR PARKING PRIVATE development. The SDP LINES UNITS/HA LOT SIZE OPEN SPACE will relate to the Precinct STREET SIDE REAR Plan. 5m on N/A 3 40 % 1 In terms of No less than • A Landscaping Plan is Charles Street Clause 6.5 of 25% of the required and should be with 20m the Scheme site shall prepared in accordance reserve. have a with the Municipal Nil once road permeable Landscaping Guidelines. is upgraded surface and • A Lighting Plan is to 30m. include required. Rest 7,5m landscaping. • A Parking Plan is MIXED USE C- urban place north required. BUILDING BUILDING SPACES No. OF MINIMUM HEIGHT COVERAGE FAR PARKING PRIVATE • Each development shall LINES UNITS/HA LOT SIZE OPEN SPACE be treated acoustically to STREET SIDE REAR the satisfaction of the Nil N/A 4 20% 0.8 In terms of No less than Council. An acoustics Clause 6.5 of 50% of the report detailing how each
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Motivation for Rezoning Mount Moreland
the Scheme site shall development type is to have a be treated will be permeable submitted with each SDP. surface and • No building plan will be include considered without the landscaping. acoustics report being MIXED USE D- urban place south approved. BUILDING BUILDING SPACES No. OF MINIMUM HEIGHT COVERAGE FAR PARKING PRIVATE • Upon completion of the LINES UNITS/HA LOT SIZE OPEN SPACE development, no STREET SIDE REAR completion certificate Nil N/A 3 20% 0.6 In terms of No less than may be issued unless an Clause 6.5 of 50% of the independent acoustics the Scheme site shall officer and the EHD are have a satisfied that the permeable recommendations as surface and contained in the include Acoustics report have landscaping. been complied with. MIXED USE E- remainder of area • All redevelopment BUILDING BUILDING SPACES No. OF MINIMUM HEIGHT COVERAGE FAR PARKING PRIVATE subject to the provision LINES UNITS/HA LOT SIZE OPEN SPACE of sewage disposal to the STREET SIDE REAR satisfaction of the Municipality. 7,5m N/A 2 35% 0.7 In terms of No less than • All redevelopment will Clause 6.5 of 25% of the require a storm water the Scheme site shall management plan. have a • Coverage may be relaxed permeable by Consent of the surface. Municipality in certain instances where this is required to achieve an enclosure of space along the main roads and around the parks and on
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Motivation for Rezoning Mount Moreland
corner sites in particular • Redevelopment may trigger an EIA in terms of the relevant environmental legislation. The Municipality may also call for an Environmental Assessment where an EIA is not triggered. • All redevelopment will be subject to an environmental management plan approved by the Municipality.
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Motivation for Rezoning Mount Moreland
LAND USE ZONE: UNDETERMINED INTENTION COLOUR PRIMARY LAND USE PERMITTED BY SPECIAL CONSENT PURPOSE FOR WHICH LAND USE MAY NOT BE USED AND WHICH BUILDINGS MAY NOT BE ERECTED AND USED Provides for land where is in not Green Agricultural Development may be considered in this zone subject to the Special possible or undesirable to zone Hatch Land Consent of the Municipality being granted and subject to the proposed land for any particular use at the Agricultural development being in accordance with any future use that may be time of scheme preparation. building contemplated by the Municipality in accordance with any spatial plans that may have been prepared.
DEVELOPMENT PARAMETERS: DENSITY UNDETERMINED Additional Controls BUILDING BUILDING SPACES No. OF MINIMUM HEIGHT COVERAGE FAR PARKING PRIVATE OPEN SPACE LINES UNITS / HA LOT SIZE STREET SIDE REAR 2000m 2 2 15% 0.15 In terms of Clause 6.5 of the Scheme
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Motivation for Rezoning Mount Moreland
LAND USE ZONE: CONSERVATION INTENTION COLOUR PRIMARY USE LAND USE PERMITTED BY PURPOSE FOR WHICH SPECIAL CONSENT LAND MAY NOT BE USED AND WHICH BUILDINGS MAY NOT BE ERECTED AND USED Privately owned land dedicated to the conservation and Green Hatch Conservation Conservation Area (ancillary All other land uses management of natural areas of land and/or water for the (to be Area land uses complimentary to ecosystem goods and services that the areas provide and the determined) the aim of the conservation of biodiversity which they support and/or areas with scenic beauty, the natural environment) indigenous flora & fauna, water courses, topographical features and places of historic or scientific interest. Normally occurs as a split zone shared with another zone or reservation on a particular site and enabling the minimal exercise of such other zoned rights. The final extent of the Conservation Zone shall take into consideration the 1:50 year flood levels, the D'MOSS policy of the eThekwini Municipality as amended from time to time and the clearance of physical features.
DEVELOPMENT PARAMETERS: DENSITY CONSERVATION Additional Controls BUILDING BUILDING No. OF MINIMUM HEIGHT COVERAGE FAR PARKING PRIVATE 1. Within a Conservation zone without the prior written LINES SPACES UNITS LOT SIZE OPEN authorisation from the municipality's Environmental / HA SPACE Management Department: - STREET SIDE REAR (i) No earthworks, development or the erection of any N/A N/A N/A N/A N/A N/A N/A N/A In terms of structure, including but not restricted to buildings, Clause 6.5 fencing, swimming pools, wastewater and stormwater infrastructure (including evapotranspiration areas for of the on-site sanitation), roads, tracks, driveways, walking or Scheme cycling trails or dams shall be permitted. Any permanent structure permitted on application to the Environmental Management Department shall be done
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Motivation for Rezoning Mount Moreland
in accordance with a layout plan which shall be a duly adopted provision of the scheme. (ii) No landscaping or planting of any vegetation, unless it is a requirement for the rehabilitation of the environment in terms of a management plan agreed with the municipality, shall be permitted. (iii) No harvesting, collecting, cutting, hunting or otherwise damaging of flora or fauna and soil and water resources, shall be permitted.. (iv) No vehicles, motorised or unmotorised, shall be permitted. (v) No pets or other domestic animals shall be permitted. 2. Prior to rezoning to another zone, environmental authorisation is required from the provincial environmental authority in terms of the Geographic Area Regulations (or bylaws) prepared in terms of Section 24 of National Environmental Management Act.
3. Where a site has a split zoning between a conservation land use and another use, the FAR and coverage that applies to the other land use will be calculated on the basis of the entire site however no development will be allowed within the portion of the site zoned for Conservation purposes.
4. Properties owned by ACSA and the Tongaat Hulett Group that are subject to the Conservation Zone i.e.: • ACSA: Potion 3 of erf 71and erf 141
• TH: erfs 2, 4, 5, 6, 7, 15, 17, 18, 20
• TH: erf14 and wetland surrounding erf 14
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• TH: erfs 58, 59, 92
• TH: portions 1 and 2 of erf 27
Being approximately 18 hectares owned by ACSA and 98 hectares owned by the Tongaat Hulett Group shall be acknowledged as areas that may be used as off-sets for the loss of wetlands in other development areas at ratios to be determined.
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Figure 10: Mount Moreland Proposed Heights
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Figure 11: Mount Moreland Proposed FAR
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Figure 12: Mount Moreland Proposed Coverage
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4.3 Access and Traffic Proposals
Currently there is only one access into Mount Moreland. This is a single lane, two way gravel road which narrows into a single lane bridge that runs over the wetland. This road will not be able to cope with any increase of traffic into the area.
A traffic impact assessment of the proposed development has been undertaken ( Traffic Impact Assessment for the Proposed Block Rezoning of Mount Moreland, Aurecon July 2009 ). Improved access will need to phased in to cater for growth in the area that may result from the rezoning proposals as illustrated in
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Motivation for Rezoning Mount Moreland
Figure 13 . • Phase 1: Mount Moreland is within 3 kilometres of the Airport Terminal. The ROD for the airport site requires that ACSA/DTP build a road from Support Precinct 1 to the boundary of their site. This road will need to be extended, with the permission of Tongaat-Hulett Development over whose land it passes, to link into the existing road in Mount Moreland. • Phase 2: A new link by-passing Mount Moreland should be developed to take airport traffic around the development rather than through it which would increase traffic through the area considerably and result in unacceptable service levels. This should link to the M27 in the first instance and ultimately to a new link from the R102 through to Cornubia.
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Motivation for Rezoning Mount Moreland
Figure 13: Access Proposals
The traffic impact assessment has indicated that a two way, two lane access to the north and to the south will be sufficient to cater for ultimate development. Internal to the settlement the main roads in Mount Moreland (Charles and Bond Streets) will become the central boulevard of the development. In the shorter term the 20m road reserves can accommodate 1 or 2 lanes in each direction with a small median and parking along sections as well as pavements on both sides. As densification of the area occurs this may need to be widened to 30m to form a High Street. It is therefore proposed that along the High Street building lines are set at 5m which will then allow a nil building line once the road is widened creating a pleasing urban framework. Possible cross sections are illustrated in
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Motivation for Rezoning Mount Moreland
Figure 14 and Figure 15.
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Motivation for Rezoning Mount Moreland
Figure 14: 20m Road Cross Section
Figure 15: 30m Road Cross Section
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4.4 Engineering Requirements
See Report for Civil Engineering Services and Infrastructure at Mount Moreland, Virtual Consulting Engineers, July 2009 • Stormwater Interventions will need to be taken to ensure that there is no net impact on the surrounding environment, in particular the adjacent wetlands. It is envisaged that stormwater management will be undertaken on a development-by-development (if not site-by-site) basis rather than by provision of major precinct wide infrastructure (e.g. a stormwater pipe network and single large attenuation pond.) Additional controls have been included in the zoning tables. • Water The eThekwini Municipality’s planning for the Mt Moreland area indicates that in future the bulk water supply will be from the new Inyaninga reservoir located west of KSIA. This is initially a 6Ml reservoir, upgradeable in a modular form to 18Ml. This reservoir will link to Mt Moreland via a new 500mm diameter bulk supply to KSIA. Included in the reticulation for SP1 north of Mt Moreland is a capped 200mm diameter Tee which is reserved for a future link to Mt Moreland. As part of the airport environmental ROD requirements, DTP have committed to extending this 200mm diameter water main to the edge of their boundary adjacent to Mt Moreland. This capacity will be sufficient for the ultimate planned development, although the requirement for a secondary reservoir to cater for peak flows will need to be assessed. The current reticulation infrastructure will need to be completely replaced as the new bulk supply will have higher pressures for which it is unlikely that the original network was designed for. This replacement exercise should take into account the new town planning scheme to ensure the reticulation network can deliver the necessary capacity. eThekwini Municipality have an ongoing water network maintenance programme in which Mt Moreland is included. It is strongly recommended that instead of simply upgrading the existing infrastructure, the network should be reconfigured as described above in order to maximise the benefit of this work. • Waste Water Drainage A new bulk sewer pipeline is to be provided by DTP to link a temporary treatment works on the airport site to the proposed new Umdloti Regional Wastewater Treatment Works (WWTW). This line will be routed past the eastern edge of Mt Moreland and will be sized to accommodate future wastewater flows arising from Mt Moreland. Preliminary design has commenced on this work and the EIA for this is
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Motivation for Rezoning Mount Moreland
scheduled to commence in July 2009. This line will however only be operational once eThekwini Municipality have completed the new Umdloti WWTW which is expected to be operational by 2012-2015. Mt Moreland currently has no wastewater reticulation network. In order to obtain use of the bulk infrastructure, a new sewer network will have to be constructed. Due to the reasonably low levels of development at present, retrofitting a network should be reasonably straightforward. As for the water reticulation, planning of this network should taken into account the future town planning scheme. • Electricity A new 132 kV overhead power line and substation is being constructed on the northern part of the ACSA site adjacent to the R102. This will feed the airport development including the support zone. The eThekwini Electricity Department has confirmed that there is sufficient capacity for either a feed off a substation in the support zone or a dedicated link from the new large substation. It is also possible (and may be preferable) to maintain the feed from the Umdloti substation, which eThekwini Electricity Department have confirmed has sufficient spare capacity at present.
4.5 Environmental Proposals
See Environmental Assessment of the Proposed Rezoning of Mount Moreland, Institute of Natural Resources, July 2009
The natural environmental assets that exist in Mount Moreland offer a unique opportunity to enhance the quality of the built environment and thus form a central component of the rezoning proposal. An assessment of the environmental assets was undertaken and buffers identified for wetland, riverine and important habitats. These areas have either been excluded from development through zoning for Conservation purposes. The environmental assessment of the zoning proposals has concluded that the zoning proposals are likely to have a positive impact on the receiving environment as they manage and potentially impacts that are currently negative (e.g. high e-coli counts in the wetlands due to inefficient septic tanks) and entrench a management mechanisms within the scheme proposals (zoning of environmental significant areas to secure non-development into the future).
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Motivation for Rezoning Mount Moreland
5 PLANNING MOTIVATION IN SUPPORT OF APPLICATION
The purpose of rezoning the Mount Moreland area is to facilitate a use that is more compatible with the adjacent airport use and thereby • Mitigate noise impacts from new airport • Create value for current residents for redevelopment or resale • Support development on airport site • Contribute to economic growth
Mount Moreland possesses a number of qualities that make the place special. These relate, to the scale and density of the residential settlement, the orientation of the settlement with views across the Mdloti River floodplain and the natural environment within which it is located. However, Mount Moreland is adjacent and within the direct flight path of the new International Airport. The residential settlement falls within 50-60 dBA LRdn contours. The Mount Moreland settlement will therefore be significantly affected by the operation of the airport over time, not only by to noise but also by land use changes in surrounding areas responding to airport opportunities.
5.1 Need for Rezoning
The primary need for the rezoning of the Mount Moreland area is to accommodate uses that are more compatible with the adjacent airport use given that part of the settlement falls within the direct flight path of the new airport and the 55 L Rdn noise contour where according to the SANS guidelines 10103 as a general guideline, no member of the community should be required to reside in areas where the equivalent continuous day/night rating levels exceed
55 L Rdn .
5.2 Desirability of Rezoning Proposals
It is argued that the rezoning of the area is desirable and in the public interest for the following reasons: • The valuation study undertake as part of the EIA for the development of the new airport also suggested that the residences in Mount Moreland will experience a drop in residential value due to the proximity of the airport and noise from the aircraft (INR 2007). Rezoning to a mix of uses allows the potential for current residents to sell or redevelop their properties to recoup some or all of this value.
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Motivation for Rezoning Mount Moreland
• The rezoning proposals have taken full account of the environmentally sensitive nature of the development and the environmental assessment has concluded that the rezoning of the area and the upgrading of infrastructure that would be required to service the area will have an overall positive impact on the receiving environment. • Whilst upgrading and additional services will be required to facilitate development in terms of the proposed zoning, the infrastructure assessment has concluded that all services are potentially available to the area. • The traffic impact assessment concluded that the road network to access Mount Moreland will be sufficient to accommodate redevelopment in terms of the proposed zone however, this will require connection to the new road network that is being proposed for the northern area at a regional scale to accommodate the development expected in response to the location of the new airport. • A survey undertaken in 2008 of the Mount Moreland residents as well as interactions in public meetings indicates that the majority of the residents are in favour of mixed use development taking place in Mount Moreland. Many of the residents understand the impact of the airport on their living environment and thus feel that a land use more compatible with the airport is required. • There is a likely to be demand for short and medium term accommodation and hospitality facilities in support of the new international airport. Accommodation both for passengers (business and leisure) and for those working at the airport (as well as the pilots and air hostesses who will frequently visit the area) will be required. • 40 % of residents who responded to the survey have indicated that they wish to stay in Mount Moreland once the airport is open and have indicated that future residential development should be allowed in the area. Given that the area will be impacted on by noise future residential development should only be allowed if sound mitigation is adequately addressed and clauses have been included in the additional controls proposed for the Mixed Use Zone to account for this.
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Motivation for Rezoning Mount Moreland
6 CONCLUSION
The proposed rezoning of Mount Moreland to facilitate a mixed use development offers much opportunity not only for the residents of Mount Moreland, capitalising on the opportunities offered by the new international airport. Furthermore, whilst infrastructural upgrades will be needed to facilitate development according to the proposed zoning, the proposed development will offer increased rates to eThekwini Municipality and value to the current residents and owners.
It respectfully submitted that it is both needed and desirable in the public interest for teh Council to approve the following: 1. Rezoning of Mount Moreland to • Mixed Use Mount Moreland - ezinkonjaneni (Place of the swallows) – A TO E, • Conservation and • Undetermined
as per Figure 9: Mount Moreland Proposed Zoning and Table 6 contained in this report;
2. The amendment of Umhlanga Town Planning Scheme No. 1 in course of preparation to include the following new Zones to facilitate this rezoning: • Mixed Use Mount Moreland: ezinkonjaneni (Place of the Swallows) A, B, C, D and E • Conservation
3. The Amendment of the Umhlanga Town Planning Scheme No. 1 in course of preparation to include new land use definitions according to the dictionary of definitions approved by Council and dated April 2005
4. For the properties listed in Table 3 of this report be to acquired by the Municipality for
Conservation purposes
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Motivation for Rezoning Mount Moreland
ANNEXURE A: RECORD OF COMMUNITY CONSULTATION
REPRESENTATIVE BODY VENUE DATE /TIME Community Meetings Mount Moreland Gazebo 2 April 2008 Mount Moreland Gazebo 29 July 2008 Mount Moreland Gazebo 4 February 2009 ....August 2009 Residents and Ratepayers Association and Victoria Lake Conservancy Representatives Mount Moreland Gazebo 18 March 2008 Mount Moreland Gazebo 27 May 2008 Mount Moreland Gazebo 1 July 2008 Mount Moreland Gazebo 29 July 2008 Mount Moreland Gazebo 19 August 2008 Mount Moreland Gazebo 16 September 2008 Mount Moreland Gazebo 14 October 2008 Mount Moreland Gazebo 12 November; 2008 Mount Moreland Gazebo 20 January 2009 Mount Moreland Gazebo 17 February 2009 Mount Moreland Gazebo 17 March 2009 Mount Moreland Gazebo 27 May 2009 Mount Moreland Gazebo 24 June 2009 Mount Moreland Gazebo 28 July 2008 Meetings With Municipality All service providers invited 3 September 2008 Waste Water and 5 November 2008 Environment All Service Providers invited 21 January 2009 Framework Planning 18 March 2009 Environment Department 25 May 2009
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Motivation for Rezoning Mount Moreland
ANNEXURE B: PROPOSED ZONING OF EACH ERF
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Motivation for Rezoning Mount Moreland
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Motivation for Rezoning Mount Moreland
Por- Heigh Cover Floor Erf tion Proposed Zone t Site Area age area FAR Owner Undetermined/ 2 Conservation 0 151568 0 0 0 Tongaat Hulett 3 1 Undetermined 0 3210 0 0 0 Not registered 3 1 Undetermined 0 3183 0 0 0 Not registered 4 1 Undetermined 0 702 0 0 0 Not registered 4 1 Undetermined 0 686 0 0 0 Not registered Undetermined/ 4 Conservation 0 54616 0 0 0 Julia Ann Kenah Undetermined/ 5 Conservation 0 27653 0 0 0 Not registered Undetermined/ 6 Conservation 0 35741 0 0 0 Tongaat Hulett Undetermined/ 7 Conservation 0 18512 0 0 0 Tongaat Hulett 8 Undetermined 0 14152 0 0 0 Herman Bauer 9 Undetermined 0 13393 0 0 0 Tongaat Hulett 10 Undetermined 0 37142 0 0 0 Multiple Owners 12 Undetermined 0 46532 0 0 0 Tongaat Hulett 14 Conservation 0 27076 0 0 0 Tongaat Hulett Undetermined/ 15 Conservation 0 24185 0 0 0 Not registered Undetermined/ 16 Conservation 0 19695 0 0 0 Multiple Owners Undetermined/ 17 Conservation 0 21105 0 0 0 Tongaat Hulett Undetermined/ 18 Conservation 0 24294 0 0 0 Tongaat Hulett Undetermined/ 20 Conservation 0 26821 0 0 0 Tongaat Hulett 20 Undetermined 0 154292 0 0 0 Tongaat Hulett 22 Mixed Use B 3 2533 40 2533 1 David Barlow 22 1 Mixed Use B 3 1522 40 1522 1 Not registered 23 Mixed Use B 3 1637 40 1637 1 Eugene Eman 24 1 Mixed Use E 2 1331 35 932 0.7 Antonio Reginfo 24 3 Mixed Use E 2 991 35 694 0.7 Antonio Reginfo 24 2 Mixed Use E 2 1712 35 1198 0.7 Antonio Reginfo 25 Mixed Use E 2 4029 35 2820 0.7 Renade Suzanne Bartlett Mixed Use E/ 27 1 Conservation 2 4046 35 2832 0.7 Moreland Development Mixed Use E/ 27 2 Conservation 2 4049 35 2834 0.7 Tongaat Hulett Mixed Use E/ 27 4 Conservation 2 4046 35 2832 0.7 Gerhard Kellerman Mixed Use E/ 28 Conservation 2 4046 35 2832 0.7 Ian Jowett 29 Mixed Use E/ 2 4046 35 2832 0.7 David Charles Barske
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Motivation for Rezoning Mount Moreland
Por- Heigh Cover Floor Erf tion Proposed Zone t Site Area age area FAR Owner Conservation Mixed Use E/ 30 Conservation 2 4083 35 2858 0.7 Jason Prior Pratsch 31 Mixed Use E 2 1330 35 931 0.7 Deborah Ann 31 2 Mixed Use E 2 1303 35 912 0.7 Not registered 31 1 Mixed Use E 2 1424 35 997 0.7 Not registered Mixed Use E Ann Bernce Clarabel 32 2 4004 35 2803 0.7 Bolleurs 33 Mixed Use B 3 2120 40 2120 1 Joy Therese Spencer 33 Mixed Use A 4 967 40 967 1 Joy Therese Spencer 33 1 Mixed Use A 4 962 40 962 1 Joy Therese Spencer 34 Mixed Use B 3 1934 40 1934 1 Susanna Christina Gabe 34 1 Mixed Use A 4 2113 40 2113 1 Andre Deon Buys Mixed Use E Charlene Vivienne 36 2 4047 35 2833 0.7 Baxendale 37 Mixed Use E 2 4048 35 2834 0.7 Bruce Alfred Jones 38 1 Mixed Use E 2 3237 35 2266 0.7 Bruce Alfred Jones 38 2 Mixed Use E 2 679 35 475 0.7 Kim Giraudeaux 38 Mixed Use E 2 1125 35 788 0.7 David Clifford Blakemore Mixed Use E Casparus Johannes 38 7 2 1119 35 783 0.7 Reynhardt Nel Mixed Use E Theminkosi Peter 38 4 2 1101 35 771 0.7 Nxumalo 38 5 Mixed Use E 2 904 35 633 0.7 Tervor Milton haigh 38 6 Mixed Use E 2 900 35 630 0.7 Christopher William Kew 38 3 Mixed Use E 2 902 35 631 0.7 Hayley Esteves 38 2 Mixed Use E 2 552 35 386 0.7 Kim Giraudeaux 39 Mixed Use E 2 4043 35 2830 0.7 Richard Joe Venning 40 1 Mixed Use A 4 2030 40 2030 1 Annamarie Du Plessis 40 2 Mixed Use A 4 934 40 934 1 Jason Prior Pratsch 40 Mixed Use A 4 1088 40 1088 1 Chris Robert Hattingh 43 1 Mixed Use E 2 4053 35 2837 0.7 Richard John Gaylord 43 2 Mixed Use E 2 4047 35 2833 0.7 Richard John Gaylord 44 Mixed Use E 2 4046 35 2832 0.7 Richard John Gaylord Mixed Use E/ 45 Conservation 2 4046 35 2832 0.7 Richard John Gaylord Mixed Use B/ 46 Conservation 3 4047 40 4047 1 Robin Arthur Johnson 47 Mixed Use A 4 4047 40 4047 1 Dawn Linda Bauer 48 Mixed Use A 4 4047 40 4047 1 Jolene Breytenbach 49 Mixed Use A 4 4048 40 4048 1 Frances Denise Hall 50 Mixed Use A 4 2200 40 2200 1 Darren Bowler 50 1 Mixed Use A 4 1847 40 1847 1 Darren Bowler 51 Mixed Use E 2 4046 35 2832 0.7 Anthony Abel Gounden 52 Conservation 2 3236 35 2265 0.7 Pierre Jevon
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Por- Heigh Cover Floor Erf tion Proposed Zone t Site Area age area FAR Owner 53 Conservation 0 4887 0 0 0.7 Eugene Maree 54 Conservation 0 6413 0 0 0.7 Tongaat Hulett 55 Mixed Use E 2 4046 35 2832 0.7 Sarah Ann Everitt Mixed Use E/ Zululand Sugar Miller 56 Conservation 2 2064 35 1445 0.7 Limited Mixed Use E/ Zululand Suger Miller 56 Conservation 2 1983 35 1388 0.7 Limited Mixed Use E/ 57 Conservation 2 4047 35 2833 0.7 Sandra Beverley le Roux Mixed Use E/ 58 Conservation 2 4047 35 2833 0.7 Tongaat Hulett Mixed Use E/ 59 Conservation 2 4047 35 2833 0.7 Tongaat Hulett Mixed Use E/ 60 Conservation 2 4050 35 2835 0.7 Kenneth Brett Matthew 65 Mixed Use A 4 4031 40 4031 1 Glenn William Evans Antonio Julio da Silva 66 Mixed Use A 4 4047 40 4047 1 Mendonca Elizabeth Suzanna 67 Mixed Use A 4 4062 40 4062 1 Mostert 68 Mixed Use E 2 4047 35 2833 0.7 Dirk Jacobus Mostert Mixed Use E/ 69 Conservation 2 4094 35 2866 0.7 Mark Milne Gilroy Mixed Use E/ 70 Conservation 2 4047 35 2833 0.7 Kumlucky Farm 71 3 Conservation 2 7459 35 5221 0.7 ACSA Mixed Use E/ 71 2 Conservation 2 4392 35 3074 0.7 Brett Frederick Wilkinson Mixed Use E/ 71 Conservation 2 5066 35 3546 0.7 Prudence Borlase Mixed Use E/ 71 1 Conservation 2 6135 35 4294 0.7 Prudence Barlase 77 Mixed Use E 2 4041 35 2829 0.7 Willem Francois Marais 78 Mixed Use E 2 4048 35 2834 0.7 Sandra Ann Hammond Mixed Use E/ 79 Conservation 2 3960 35 2772 0.7 Brett Frederick Wilkinson Mixed Use E/ 80 Conservation 2 4122 35 2885 0.7 Warren Yunnie 81 1 Mixed Use E 2 1562 35 1093 0.7 Kirsten Carol Cunningham 81 2 Mixed Use E 2 1289 35 902 0.7 Raymond John Bray Lyle 81 Mixed Use E 2 1414 35 990 0.7 Ray van der Poll Mixed Use E/ 82 Conservation 2 4293 35 3005 0.7 Ray van der Poll Mixed Use E Delive Kristina Eleonora 83 2 4046 35 2832 0.7 Baker-Duly Mixed Use B/ 84 Conservation 3 4047 40 4047 1 Gerald Allan Beales Mixed Use B/ 85 Conservation 3 4047 40 4047 1 Merlindren Govender
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Por- Heigh Cover Floor Erf tion Proposed Zone t Site Area age area FAR Owner Mixed Use B/ 86 Conservation 3 4046 40 4046 1 Colin Bentleey 87 3 Conservation 2 3345 35 2342 0.7 George Herbert Rossiter 87 2 Conservation 2 2820 35 1974 0.7 George Herbert Rossiter 87 1 Mixed Use E 2 915 35 640 0.7 George Herbert Rossiter Mixed Use E Martha Magdalena van 88 2 2018 35 1413 0.7 Wyk 88 1 Mixed Use E 2 2024 35 1417 0.7 George herbert Rossiter 89 Mixed Use A 4 4046 40 4046 1 Neville Filton-Taylor Louis Marie Ignace Marc 90 Mixed Use A 4 4047 40 4046 1 Koenig Mixed Use B/ Rusell McKenzi Currie 91 Conservation 3 2188 40 2188 1 Brayshaw Mixed Use B/ 91 Conservation 3 1858 40 1858 1 Russell Brayshaw Mixed Use B/ 92 Conservation 3 2190 40 2190 1 Tongaat Hulett Mixed Use B/ 92 Conservation 3 1856 40 1856 1 Tongaat Hulett Mixed Use B/ Bernhard Meil Josef 93 Conservation 3 4047 40 4047 1 Manock Mixed Use E/ 94 Conservation 2 2063 35 1444 0.7 Kumlucky Farm Mixed Use E/ 94 Conservation 2 1983 35 1388 0.7 Kumlucky Farm Mixed Use E/ 95 Conservation 2 4046 35 2832 0.7 Masinga Family Trust Mixed Use E/ 96 Conservation 2 4047 35 2833 0.7 Masinga Family Trust 97 Conservation 0 2190 0 0 0 Tongaat Hulett 98 Conservation 2 4051 35 2836 0.7 Tongaat Hulett 100 Mixed Use E 2 2855 35 1998 0.7 Angela Wilkin 101 Mixed Use E 2 3111 35 2178 0.7 Sarah June Amozig Mixed Use E Mount Moreland 105 2 2030 35 1421 0.7 Proprietary Limited 106 Mixed Use E 2 2037 35 1426 0.7 Aniello Di Matteo 107 Mixed Use E 2 2038 35 1427 0.7 Craig David Boulle 108 Mixed Use E 2 2037 35 1426 0.7 Pierre Mathe Jevon 109 Mixed Use E 2 1105 35 774 0.7 Tongaat Hulett 109 Mixed Use E 2 959 35 671 0.7 Tongaat Hulett 110 3 Mixed Use E 2 1597 35 1118 0.7 Gordon Killin Johnston 110 2 Mixed Use E 2 1035 35 724 0.7 Gordon Killin Johnston 110 Mixed Use E 2 2016 35 1411 0.7 Douglas Keith Diesel 111 2 Mixed Use E 2 1308 35 916 0.7 Neville Anthony Zammit 111 3 Mixed Use E 2 1004 35 703 0.7 Edwin Lawrence Forbes 111 1 Mixed Use E 2 2026 35 1418 0.7 Arnold Stanley Bosman 111 4 Mixed Use E 2 2657 35 1860 0.7 Not registered
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Motivation for Rezoning Mount Moreland
Por- Heigh Cover Floor Erf tion Proposed Zone t Site Area age area FAR Owner 112 Mixed Use E 2 2024 35 1417 0.7 Sandra Beverley Le Roux 113 Mixed Use B 3 1741 40 1741 1 Tongaat Hulett 114 Mixed Use B 3 2804 40 2084 1 Tongaat Hulett 115 Mixed Use B 3 1380 40 1380 1 Tongaat Hulett Daniel Coenraad 116 Mixed Use B 3 1000 40 1000 1 Rademeyer 117 Mixed Use B 3 1439 40 1439 1 Runtham Govender 118 Mixed Use E 2 1701 35 1191 0.7 Lesley Ray Raubenheimer 119 Mixed Use E 2 1701 35 1191 0.7 Norman Harold Symonds Mixed Use E Donovan Stephen 120 2 1701 35 1191 0.7 Mcloughlin 122 Mixed Use B 3 1701 40 1701 1 Manuel Franco 123 Mixed Use B 3 1701 40 1701 1 Jakob van Kiftrik 124 Mixed Use B 3 1702 40 1702 1 Tongaat Hulett 125 Mixed Use B 3 1778 40 1778 1 Richard John Gaylord 125 Mixed Use B 3 1625 40 1625 1 Edward John Vickers 126 Mixed Use E 2 1702 35 1191 0.7 Edward john Vickers Mixed Use E Allistair Patrick Dendy 127 1 2 1382 35 967 0.7 Starke Mixed Use E Preben Hegelund 127 2 1951 35 1366 0.7 Kristensen 128 Mixed Use E 2 1669 35 1168 0.7 Sherleen Claire Llewellin 129 Mixed Use E 2 1701 35 1191 0.7 Kunlucky Farm Mixed Use E Ruthman Rangasamy 130 2 1065 35 746 0.7 Govender 130 Mixed Use E 2 958 35 671 0.7 Keith Doyle 131 Mixed Use D 3 1690 20 1014 0.6 Tongaat Hulett 132 Mixed Use D 0 1690 0 0 0 Tongaat Hulett 133 Mixed Use D 0 1666 0 0 0 Kumlucky Farm Mixed Use B/ 134 Conservation 3 1684 40 1684 1 Adrian Michael Smith Mixed Use B/ 135 Conservation 3 893 40 893 1 Annamarie du plessis Mixed Use B/ 135 Conservation 3 791 40 791 1 Annamarie du Plessis Mixed Use B/ 136 Conservation 3 1684 40 1684 1 Neil John Rens Mixed Use E/ 137 Conservation 2 1684 35 1179 0.7 William John Pottinger Mixed Use E/ 138 Conservation 2 1684 35 1179 0.7 Wayne Pontus Mixed Use E/ 139 Conservation 2 1684 35 1179 0.7 Warren Yunie Mixed Use E/ 140 Conservation 2 1701 35 1191 0.7 Roy Anthony Sember 141 Conservation 0 173316 0 0 0 Not Registered 143 Mixed Use E 2 3622 35 2535 0.7 Hendrick Marthinus
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Motivation for Rezoning Mount Moreland
Por- Heigh Cover Floor Erf tion Proposed Zone t Site Area age area FAR Owner Wilken Mixed Use E/ 144 Conservation 2 4088 35 2862 0.7 Moreland Gardens Mixed Use E/ 144 Conservation 2 4061 35 2843 0.7 Moreland Gardens Mixed Use E/ 144 Conservation 2 4014 35 2810 0.7 Moreland Gardens Mixed Use E/ 144 Conservation 2 4059 35 2841 0.7 Moreland Gardens 145 Mixed Use A 4 2332 40 2332 1 Uvongo Prop Limited 145 Mixed Use A 4 1776 40 1776 1 Uvongo Prop Limited 145 Mixed Use A 4 2253 40 2253 1 Uvongo Prop Limited 145 Mixed Use A 4 1612 40 1612 1 Uvongo Prop Limited 145 Mixed Use A 4 2036 40 2036 1 Uvongo Prop Limited 145 Mixed Use A 4 2132 40 2132 1 Uvongo Prop Limited Conservation 0 310937 0 0 0 Undetermined 0 6493 0 0 0 Mixed Use D 3 5771 20 3463 0.6 Mixed Use C 4 16192 20 12954 0.8
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Motivation for Rezoning Mount Moreland
ANNEXURE C: LIST OF TITLE DEEDS AND S.G. DIAGRAMS
ERF/LOT Building on site SV/SG Number Title Owner 2 SG 280/851 T1331/90 Tongaat-Hulett Group Limited 4 T25679 Julia Ann Kenah 5 Does not exist Not Registered T3832/199 6 0 Tongaat-Hullett Group Limited 7 T3826/90 Tongaat-Hullett Group Limited T1983/198 8 4 Herman Bauer T1332/199 9 0 Tongaat-Hullett Group Limited 10 T162/876 Multiple Owners- See title deeds 12 T4833/90 Tongaat-Hullett Group Limited 13 T600/851 Multiple Owners- See title deeds 14 T3829/90 Tongaat- Hullett Group Limited 15 Not Registered 16 SG 12459/935 Multiple Owners- See title deeds 17 T1333/90 Tongaat- Hullett Group Limited 18 T4831/90 Tongaat- Hullett Group Limited The Tongaat -Hulett Group 19 SV25/107 T4836/90 Limited 20 SV25F106 T3833/90 Tongaat -Hulett Group Limited 20 SV25F106 T3829/90 Tongaat -Hulett Group Limited 22 Yes SV11/72 T0417179 David Barlow 23 Yes SV38F17 T40558/95 Eugene Eman 25 SV11/60A T0517935 Renade Suzanne Bartlett 26 Yes- see subs T11396/96 Gerhard Kellerman 28 Yes SV11/65 T7276790 Ian Jowett 29 Yes SV11/66 T26061/90 David Charles Barske T001581/0 30 SV11/67 7 Jason Prior Pratsch 31 Yes SV11/69 T0448185 Deborah Ann 32 SV11/71 T 31184/93 Ann Bernice Clarabel Bolleurs 33 Yes SV11F73 T15871/92 Joy Therese Spencer 34 Yes SV11/74 T0616308 Susanna Christina Grabe 36 Yes SV 11/ 76 T 31904/94 Charlene Vivienne Baxendale 37 Yes SR 1605/1974 T04092/03 Bruce Alfred Jones 38 Yes SG1605/1974 T0437066 David Clifford Blakemore T00002255 39 SV11/77 6/2001 Richard Joe Venning T00000543 40 Yes SV11/81 7/2002 Chris Robert Hattingh
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Motivation for Rezoning Mount Moreland
ERF/LOT Building on site SV/SG Number Title Owner 43 SV11/82 T26060/90 Richard John Gaylord 43 Richard John Gaylord 44 SV11/83 T26060/90 Richard John Gaylord 44 SV11/83 T26060/90 Richard John Gaylord 45 SV11/84 T26060/90 Richard John Gaylord 46 Yes SV11/85 T2658/94 Robin Arthur Johnson 47 SV11/86 T4708786 Dawn Linda Bauer 48 SV11/87 T65222/03 Jolene Breytenbach 49 Yes SV11/88 T0431379 Frances Denise Hill 50 Yes SV11/89 TO6 18539 Darren Bowler T00000521 51 Yes SV11F90 2/2002 Anthony Abel Gounden T00003087 52 Yes SV38f19 4/2002 Pierre Jevon 53 SV 38F20 T7597/90 Eugene Maree The Tongaat -Hulett Group 54 SV38F21 T18924/90 Limited T10265/19 55 SV 38F22 78 Sarah Ann Averitt 56 SV 11F91 T19262/90 Zululand Sugar Miller Limited 57 Yes SV 11F92 T 06 43914 Sandra Beverley Le Roux The Tongaat -Hulett Group 58 SG481/1978 T28538/89 Limited The Tongaat -Hu lett Group 59 SG482/1978 T28530/89 Limited 60 Yes SV38F23 T0501961 Kenneth Brett Matthew 65 Yes SV11F98 T32655790 Glenn William Evans Antonio Julio da Silva Mendonca 66 SV11F97 T4397/90 Da Cruz 67 SV11F96 T7307/89 Elizabeth Suzanna Mostert 68 SV11F93 T28517/92 Dirk Jacobus Mostert 69 SV11F94 T6837/94 Mark Milne Gilroy Kumlucky Farm (Proprietary) 70 SV11F95 T20680/90 Limited 71 Yes SV55F41 T1605/95 Prudence Borlase Airports Company South Africa 71 SG4793/1975 T14274/98 Limited 77 Yes SV11F108 T4296/95 Willem Francois Marais T032742/0 78 Yes SV11F107 7 Sandra Ann Hammond 79 SV11F106 T0443790 Brett Frederick Wilkinson 80 SV11F105 T 0515366 Warren Yunnie T003214/0 81 Yes- see subs SV11F104 8 Ray van der Poll 82 Yes SV11F103 T29722/94 Ray van der Poll
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Motivation for Rezoning Mount Moreland
ERF/LOT Building on site SV/SG Number Title Owner T00002547 Delive Kristina Eleonora Baker - 83 Yes SV 11f102 2/2000 Duly 84 Yes SV11F101 T13152791 Gerald Allan Beales 85 SV11F100 T 34567/95 Merlindren Govender 86 SV11F99 T06 46822 Colin Bentley T003548/0 87 7 Amarnath Misra 88 Yes SV11F119 T22746/86 Martha Magdalena van Wyk T11172/19 89 SV11F111 84 Neville Filton-Taylor T31259/19 90 SV11F112 83 Loius Marie Ignace Marc Koenig T24411/19 91 Yes SV11F113 81 Russell McKenzi Currie Brayshaw 92 SV11F114 T18498/90 Tongaat Properties (Pty)Limited T2340/198 93 SV11F113 0 Bernhard Meil Josef Manock Kumlucky Farm (Proprietary) 94 SV11F116 T18706/90 Limited T00000898 95 SV11F117 9/2002 Masinga Family Trust 96 Yes Masinga Family Trust 97 SV38F32 T18497/90 Tongaat-Hulett Sugar Limited 98 SV38F33 T19261/90 Tongaat-Hulett Sugar Limited 100 Yes SV38F37 T28518/92 Angela Wilkin 101 Yes SV 38F36 T31460/90 Sarah June Amozig T18336/19 Mount Moreland (Proprietary) 105 SV11F121 73 Limited 106 Yes SV17F239 T3524/91 Aniello Di Matteo 107 Yes SV38F43 T4841/92 Craig David Boulle 108 Yes SV38F42 T1123/89 Pierre Matthe Jevon 109 SG 483/1978 T28531/89 Tongaat-Hulett Group Limited 110 Yes SV38F41 T05 02978 Douglas Keith Deisel 112 Yes SV38F39 T04 62679 Sandra Beverley Le Roux The Tongaat -Hulett Group 113 SG485/1978 T28533/89 Limited 114 SG 484/1978 T28532/89 Tongaat-Hulett Group Limited 115 SG 486/1978 T28534/89 Tongaat-Hulett Group Limited 116 Yes SV38F44 T0558861 Daniel Coenraad Rademeyer 117 Yes Tt36360/03 Runtham Rangasamy Govender 118 Yes SV38F51 T0451488 Lesley Ray Raubenheimer 118 4459/1935 Chetty Family T10568/19 119 Yes SV38F50 24 Norman Harold Symomds 120 SV38F49 T04 43383 Donovan Stephen McLoughlin
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Motivation for Rezoning Mount Moreland
ERF/LOT Building on site SV/SG Number Title Owner T045715/2 122 Yes SV17F222 003 Manuel Franco 123 Yes SV38F48 T3511/95 Jakob van Niftrik 124 SG 487/1978 T28537/89 Tongaat-Hulett Group Limited 125 SV38F47 T35626/03 Edward John Vickers 126 Yes SV 38F46 T32310/89 Edward John Vickers 127 Yes SV38F45 T6944/92 Preben Hegelund Kristensen 128 Yes SV17F237 T27526/89 Sherleen Claire Llewellin Kumlucky Farm (Proprietary) 129 SV38F52 T23127/90 Limited 130 yes SV 11F122 T5152/94 Keith Doyle 130 Yes SV11F122 T36360/03 Ruthnam Rangasamy Govender 131 SG 488/1978 T28536/89 Tongaat-Hulett Group Limited The Tongaat -Hulett Group 132 SG489/1978 T28535/89 Limited Kumlucky Farm (Proprietary) 133 SV17F238 T18707/90 Limited 134 Yes SV38F53 T59440/06 Adrian Michael Smith 135 Yes SV30F145 T0608600 Annamarie du Plessis 136 Yes SV25F212 T18105/91 Neil John Rens 137 SV17F231 T26616/95 William John Pillinger 138 Yes SV 38F54 T13773/96 Wayne Pontus 139 Yes SV38F55 T0507199 Warren Yunnie 140 Yes SV38F56 T31609/93 Roy Anthony Sember 141 Not Registered 143 Yes SG3932/1995 T0417082 Hendrik Marthinus Wilken 144 Yes T11396/96 Moreland Gardens 145 Yes SG 1731/1996 T22524/96 Uvongo (Proprietary) Limited 210 Sub G 8652/1964 Multiple Owners- See title deeds 210 Sub G 8653/1964 Multiple Owners- See title deeds 210 Sub G 8653/194 Multiple Owners- See title deeds 144B SERVITUDE T19497/93 Canelands Trust 4 of 111 Pipeline Servitude SG 649/1956 16436/69 PORTION 1 OF 87 Yes SG1654/1997 T8235/92 George Herbert Rossiter PORTION 2 OF 87 SG1655/1997 George Herbert Rossiter PORTION 3 OF 87 SG1656/1997 George Herbert Rossiter T2510/193 Servitude SG 709/1958 4 sub 1 of T011867/0 127 SG232/1993 8 Allister Patrick Dendy Starke
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Motivation for Rezoning Mount Moreland
ERF/LOT Building on site SV/SG Number Title Owner SUB 1 OF T9699/198 111 Yes SV74F5 3 Arnold Stanley Bosman Sub 1 OF 22 Not Registered SUB 1 OF 24 Yes SG68/1996 T11783/96 Antonio Reginfo Sub 1 of 27 T480/884 Moreland Development PTY LTD Sub 1 of 31 Not registered SUB 1 OF 34 Yes SG1425/1995 T19177/97 Andre Deon Buys SUB 1 OF 34 Yes SG 1425/1995 T19177/97 Andre Deon Buys SUB 1 OF 38 Yes SV212/30 T06424/03 Bruce Alfred Jones T020129/0 Sub 1 of 40 Yes SV11/123 7 Annamarie du Plessis SUB 1 OF Baptist Bible Fellowship 50 SG 4099/1995 T8390/96 International of South Africa Sub 1 of 81 Yes SG2842/1992 T0447763 Kirsten Carol Cunningham SUB 1 OF 88 SV581/79 T22747/86 George Herbert Rossiter SUB 1 OF LOT 24 Yes SG 68/1996 T11783/96 Antonio Reginfo SUB 1 of lot 27 Consolidate d with 144 SUB 2 OF 110 SG137/1996 T66561/02 Gordon Killin Johnston Sub 2 of 111 Yes SV674F58 T5903/88 Neville Anthony Zammit SUB 2 OF 24 SG 69/199 T1790/91 Parlay Project CC Sub 2 of 27 T18496/90 Tongaat Hullett Group Limited Sub 2 of 31 Not Registered SUB 2 OF 38 Yes SV212/31 T05 04262 Kim Giraudeaux T001581/0 Sub 2 of 40 Yes SG2448/1993 7 Jason Prior Pratsch SUB 2 OF 71 SV55F42 T25341/88 Brett Frederick Wilkinson SUB 2 OF 81 Yes SG2843/1992 T36286/95 Raymond John Bray Lyle SUB 3 OF 110 SG138/1996 T66561/02 Gordon Killin Johnston sub 3 of 111 Yes SV674F58 T30959791 Edwin Lawrence Forbes SUB 3 OF Yes SG 3645/1993 T0460006 Hayley Esteves
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Motivation for Rezoning Mount Moreland
ERF/LOT Building on site SV/SG Number Title Owner 38 SUB 321 of 1000 SV38F108 T28539/89 Tongaat-Hulett Group Limited Sub 4 of 27 T35/888 Gerhard Kellerman SUB 4 of 38 Yes SG 3646/1993 T6525/97 Theminkosi Peter Nxumalo Sub 5 of38 SG 3647/1993 T 0611602 John Trevor Milton Haigh Sub 6 of 38 SG3648/1993 T0611601 Christopher William Kew Sub 7 of 38 SG 3649/1993 T06 11600 Casparus Johannes Reynhardt Nel ERF not T1983/198 given 4 Herman Bauer ERF not T25679/19 given 92 Julia Ann Kenah Subs of 26 Consolid ated with 144
August 2009 61